5464 Mallard Park Blvd · Walls, MS 38680-8001

$210,000

3 bd · 2.0 ba · 1,430 sqft · Other public records · 3 Days on market

Built 2018 7,405 sqft lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0

Listing remarks MLS

Brand new construction in this beautiful area! This brick home features a 30 year architectural shingle roof, vinyl hard surface floors, formica countertops, energy efficient windows, and much more! Target completion date 10/31/18

Key facts

• Brick home
• Fenced backyard
• 7,405 sq ft lot

Tags

• BRICK HOME
• OPEN-CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD

Property features AI

Exterior

• Parking: 2 parking spaces; Direct access garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One story; New construction
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built recently (new construction)
• Exterior features: Covered porch; Wood fencing

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Fireplace in the living room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (27.2% below list).
• Recommended offer: $153k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#124 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walls Elementary School (math 24% / reading 26%, grade F, #217 of 375 statewide, top 58%, 718 students, 100% FRL); Horn Lake Middle School (math 37% / reading 21%, grade F, #90 of 179 statewide, top 52%, 1,021 students, 100% FRL); Horn Lake High (math 28% / reading 30%, grade F, #98 of 197 statewide, top 49%, 1,361 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 45% district-wide (-17 pts) — the specific schools serving this property underperform the Desoto County School District average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,793 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.20×
• Total profit: $11,654
• Equity at exit: $94,425

10-year hold

• IRR: 6.8%
• Equity multiple: 2.03×
• Total profit: $60,655
• Equity at exit: $145,520

Cash invested: $58,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38680-8001

• Active inventory: 1
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-214

Break-even live

Break-even rent $1,799

Max offer price $172,146

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-155	+0% $-214	+5% $-274	+10% $-333
Rent	-10% $-335	-5% $-275	+0% $-214	+5% $-154	+10% $-94
Rate	-1.0pp $-109	-0.5pp $-161	base $-214	+0.5pp $-269	+1.0pp $-324

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9136 Kaitlyn Dr S Walls, MS	2.0	2.0	1118	$1,473	$1.32	45d	1	0.11mi
5570 Kaitlyn Dr E Walls, MS	3.0	2.0	1350	$1,695	$1.26	25d	1	0.20mi
6800 Mississippi 161 Walls, MS	3.0	2.0	1341	$1,575	$1.17	13d	1	1.06mi
6800 Mississippi 161 Walls, MS	2.0	2.0	1150	$1,345	$1.17	45d	1	1.06mi
6800 Mississippi 161 Walls, MS	2.0	2.0	1150	$1,345	$1.17	16d	1	1.06mi
6800 Mississippi 161 Walls, MS	2.0	2.0	1150	$1,295	$1.13	5d	1	1.06mi

Listing history 6 events

1. 2026-06-18
   status $210,000 Pending 3 DOM
2. 2026-06-18
   days on market $210,000 Active 3 DOM
3. 2026-06-17
   days on market $210,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $210,000 Active 1 DOM
5. 2026-06-15
   remarks 426-char remark
6. 2026-06-15
   listed $210,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $2,791 · $233/mo
• Projected year-2 tax: $2,791 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,335
• − Mortgage interest: −$11,763
• − Property taxes: −$2,791
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$6,109
• Taxable loss: −$6,312
• Est. tax savings @ 24.0%: +$1,515
• After-tax cash flow: $-1,057/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Walls

• Score: 64/100
• State rank: #124
• US rank: #13666

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing C+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walls, MS

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+42.6% since first listed

4 events — show timeline

• 2026-06-13 Listed $210,000 MLSU
• 2018-10-16 Sold (Public Records) — Public Records
• 2018-10-10 Sold (MLS) — MLSU
• 2018-06-27 Listed $147,250 MLSU

Property tax history

+21.8%/yr

Latest (2025): $2,791 · +19.2% YoY. Source: county tax records.